Following our last article, we received an overwhelming number of questions from both individuals and estate developers seeking clarity on land surveying. To address these concerns, we have compiled some of the most frequently asked questions, along with others we know will prove invaluable to anyone looking to invest in land.
Consider this your shortcut to avoiding costly mistakes. Whether you’re acquiring a single plot or developing a large estate, these insights will help you make smarter choices, avoid costly errors, and ensure your project starts on solid ground.
Below are some of these questions:
1. Do I really need a survey before buying land?
Yes. A land survey in Nigeria is your legal proof of boundaries and ownership. Without it, you risk buying land that overlaps with someone else’s property, falls within government acquisition, or carries physical challenges you didn’t budget for.
2. How much does a boundary survey cost in Nigeria?
The cost of a land survey in Nigeria depends on location and land size. A boundary survey can start from ₦150,000 for a small plot and run into millions for large estates. Always get a quotation from a licensed surveyor.
3. What’s the difference between boundary, topographic, and layout surveys?
- Boundary Survey – defines the exact legal boundaries of your land.
- Topographic Survey – shows the land’s natural features like slopes, rivers, and elevations.
- Layout Survey – divides land into plots, roads, and green spaces for estate planning.
For estate development, you will usually need all three at different stages.
4. Can a survey help me avoid land disputes?
Absolutely. A registered survey with accurate coordinates is one of the strongest defenses against land disputes in Nigeria. It can stand in court if ownership is ever challenged.
5. How long does it take to complete a survey?
A small residential plot may take 3–7 days, while large estates can take weeks depending on size, terrain, and whether government approvals are involved.
6. Who is legally allowed to carry out a land survey in Nigeria?
Only licensed surveyors registered with the Surveyors Council of Nigeria (SURCON) can legally conduct surveys. Using unlicensed surveyors can render your survey invalid.
7. What happens if I skip a topographic survey?
You risk hidden surprises such as swampy ground, flood-prone areas, or steep slopes that will cost millions in sand-filling and grading. A topographic survey in Nigeria helps estate developers avoid these mistakes.
8. Is every survey valid for government approval?
No. For your survey to be valid for government approval or a Certificate of Occupancy (C of O), it must be signed, sealed, and registered by a licensed surveyor in the state surveyor-general’s office.
9. What documents should accompany a survey plan?
A valid survey plan in Nigeria should show the property’s coordinates, boundaries, adjoining landowners, the surveyor’s details, stamp and seal, and the surveyor-general’s acknowledgment when registered.
10. Can one survey plan cover multiple plots?
Yes, but it depends. For estate developers, a layout survey can cover multiple plots, while individual buyers usually get separate survey plans for their own plots.
11. How do I confirm if a survey plan is genuine?
You can verify at the office of the surveyor-general in the state where the land is located. Fake survey plans are common, so verification is essential.
12. Does the government demolish estates without compensation if surveys are wrong?
Yes. If your land falls within government-acquired areas, the government can revoke and demolish without compensation. Proper surveys prevent this tragedy.
13. Can I use drone technology for estate surveys?
Yes. Drones are increasingly used for topographic and layout surveys because they capture faster and more accurate terrain data. But they must be complemented by ground GNSS surveys for accuracy.
14. Do I need a survey if the land already has beacons?
Yes. Beacons can be displaced, tampered with, or wrongly positioned. Only a licensed surveyor can confirm the actual coordinates and boundaries.
15. Is a survey plan the same as a deed of assignment?
No. A survey plan defines land boundaries and features, while a deed of assignment transfers legal ownership rights. Both are important, but they serve different purposes.
16. Can I use one surveyor for boundary, topo, and layout surveys?
Yes. A licensed surveyor can carry out all three. However, some firms specialize and may bring in drone pilots or engineers for more technical estate surveys.
Conclusion
A proper land survey in Nigeria is not just a formality. It is the foundation of estate development. From avoiding disputes to preventing government demolitions, a survey ensures your investment is safe.
If you’re planning to buy land or develop an estate, always engage a licensed surveyor registered with SURCON and verify your survey plan at the State Surveyor-General’s office.
Making the right survey decision today could save you from millions in losses